Vacancy Loss Bridge Calculator

Vacancy loss variance decomposes into rate, mix, and occupancy. This calculator bridges the delta.

Prior vacancy loss

Occupancy change (pts)

Rate change %

Mix impact

Gross potential rent

Bridged vacancy loss

$517,500

Occupancy impact

$64,800

Rate impact

$14,700

How the math works

Bridged = prior + occupancy impact + rate impact + mix. Occupancy impact = GPR × −occupancy change.

Present the bridge to your board once per year with dollars attributed to each lever. Aggregate NOI decline loses the signal; a bridge separates 'the market moved' (rate/mix) from 'we dropped the ball' (occupancy) — and those two require very different management responses.

How to Use

Enter prior period vacancy loss.
Enter occupancy change (pts).
Enter rate change %.
Enter mix change impact.
Read bridged vacancy loss and components.

Frequently Asked Questions

Why bridge?

Raw year-over-year vacancy loss mixes three effects: occupancy change, rate change, mix shift (unit types rented). Bridge decomposes to identify root driver — lets management fix the actual problem instead of chasing aggregate number.

Typical decomposition?

Occupancy drives 50-70% of vacancy variance. Rate contribution 20-35%. Mix usually 5-15% unless renovation cycle or concession mix shifted. Unusual mix contribution flags ops events worth investigating.

Benchmarking?

Compare bridge to sector and peer. A portfolio dropping 2% occupancy while peers hold flat signals operational issue. A portfolio dropping 2% in a market where peers dropped 3% signals relative outperformance — still not great, but different root cause.